If you are tired of the hassles, midnight phone calls, ever changing laws and stresses of dealing with tenants or are considering a change in your current management services. Look no further.

Raintree Management, Inc., a local leader in the property management field, is a full service property management company with the experience and knowledge to provide professional and responsive property management services. Our experience goes back to 1987, however, we are delighted to have had the privilege of serving the Roseburg area since 1994. Our portfolio includes all types of properties from single-family homes, plexes, apartment buildings, mobile home parks and commercial properties.

Property management is our only business so there is no conflict when it comes to taking care of your property. We are thorough and attentive to every detail and our number one priority is to protect your investment through careful tenant selection and monitoring of your property.

Turnover We all wish our good tenants would never move, however when the time comes, Raintree Management, Inc. will see the process through from beginning to end. Once the tenant has vacated, using the move-in checklist we will do a thorough inspection to check for obvious needed maintenance, damage and cleanliness. Carpets are always cleaned between tenants, additional cleaning to our high standards is done if needed and necessary repairs are made. Tenants are held accountable for unpaid charges, cleaning and tenant caused damage, which is deducted from their security deposit. A full accounting is sent to the tenant as required by law. The property owner is advised of additional maintenance we feel necessary.
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AdvertisingThere are a number of options available when it comes time to advertise your vacancies. We will discuss those options and the cost with you as the need arises. We are always looking for ways to reach out to those whose need we can fill and to control cost.
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Establishing RentsWe will guide you in determining the rent for your property, using factors such as the size and condition of the property, location, time of year and current trends that may need to be considered. We monitor the rental market throughout our involvement with you to be sure you are receiving the highest rent your property could bring.
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Screening—the 1st line of defense against unwanted tenants
Thorough tenant screening is vital to profitability and quite possibly the most important aspect of property management. With careful tenant selection, future problems are minimized. We make every effort to choose tenants who will pay their rent on time, take care of the property and who will get along with the neighbors. We have established Screening Criteria as a guide, however each applicant is evaluated on a case-by-case basis. We make use of a number of resources available in determining whether the information on an application is truthful and accurate and meets our guidelines. Public records information is vital in the screening process and Oregon provides this information as a statewide online resource which we use consistently. An application is processed through:

a. Verification of information from current and previous landlords.

b. Verification of income and/or employment.

c. Review of credit report.

d. Public records information from the Oregon Judicial Information Network is obtained and reviewed. If the applicant is from out of the area, we search for other resources that may be available to obtain public records and criminal history information.

e. Personal references.

Never forget - It is better to have NO tenant than a bad tenant.

NOTE: Although we do charge a small fee to process an application, we do not charge a move-in fee to tenants; we do not feel this is favorable to the quick turnover of your property.
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CollectionsWe collect rent and any other funds due from the tenant. We carefully follow-up on rents that are late, and notices are sent as needed. If an eviction is necessary, it is handled through our office as a part of the management contract.
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Security DepositsTenants are required to pay a security deposit in an amount based upon the rent. Additional security deposits are collected when pets are allowed and under circumstances where we feel additional deposits are appropriate. All deposits are fully refundable to the tenant providing they have fulfilled the terms of the rental agreement. If not, the security deposit is used for unpaid charges, carpet cleaning, cleaning and repair of tenant caused damage.
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Repairs And Maintenance We do not charge additional fees to oversee routine repairs and maintenance. This is handled with the help of various vendors and contractors who we have determined to be responsive, competent and fair in their charges. The property owner would be notified of necessary maintenance in accordance with the terms of the management agreement. If a property owner prefers to handle their own repairs, we will gladly advise them of the problem.

Tenants are charged for any and all maintenance where the cause is a result of their actions, such as inappropriate items in drains or toilets.

All tenant requests for repairs are documented along with our response to the problem. We provide an after hours emergency contact for our tenants.
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Site Evaluations We thoroughly assess the condition of each property before and after each tenancy using our extensive and detailed checklist, which is reviewed and signed by the tenant and made a part of the permanent file. We provide drive-by evaluations and monitor the condition of and activity at the property throughout the term of the management agreement. Because tenants are held accountable for damage to the property beyond the legally allowable "normal wear and tear," detailed documentation is the only way to determine tenant responsibility.
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Rental Agreement And Related PaperworkWe see that all paperwork required by law or otherwise recommended is included in our move-in packet. We do not use standardized or off-the-shelf forms as we prefer to create our own, which have become increasingly "owner protective”. As special needs arise or as we encounter unanticipated situations, we are able to easily change a form, rule or agreement to meet the need at the time or to add additional protection.
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Monthly ExpensesUpon request, we can pay any and all bills relating to the property including mortgage payments, insurance, utility payments, taxes and of course all bills incurred for maintenance.
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Monthly Accounting All monies collected are deposited into a Clients Trust Account as required by the Oregon Real Estate Agency. Disbursement of rent proceeds and financial statements and are sent to the property owner each month. This statement includes a full accounting of all funds received and disbursements made. Additional information is included if necessary, such as an explanation of the repairs, tenants notices received or other changes in the status of the property. Owners receive a year-end accumulative report for ease in preparation of income taxes.
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EducationIn our very litigious society, knowledge and application of all laws relating to the industry is vital. We are governed, in part, by legislation and governmental rules that include ORS Chapter 90 – the Residential Landlord and Tenant act, Federal and State Fair Housing laws, the Fair Credit Reporting Act, laws regarding disabled individuals and environmental issues such as lead paint. We strive to keep abreast of these ever-changing rules and regulations, and up-to-date in the market place through publications, organizational memberships, education seminars and workshops and through building a network of knowledgeable and experienced individuals.
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Tenant RelationsFrom the beginning, we strive to build good solid relationships with our tenants. Prompt, courteous responses to requests, emergencies, a friendly caring attitude, and ongoing communication are all vital to maintaining good tenant relations.
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Management Fees And Terms Please contact us for our fee structure. We prefer to determine your needs and learn the specifics about your property prior to discussion of management fees.
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